Traditional and Flexible Build to Suit Programming

How do I utilize my space?

There are many factors that go into this question and the solutions that address them. Typically, when architects work with clients, it is imperative to discuss the programming of the space. How does the business operate? What functional relationships exist and what are proximity requirements of these relationships? How many people will this space service? What is the budget? Ironing out the programming ensures a successful design that will aid in the efficiency of how the end user operates.

There are two philosophies of construction: A traditional build and a flexible build. One is not necessarily better than the other, it is project dependent. In actuality, most spaces are a combination of both.

When one thinks of traditional build, structure and stable function comes to mind. It encompasses construction that is not set to see multiple changes, per se. This includes wall construction (ie wood or metal studs base cladded in types of sheathing or masonry construction), ceiling construction (ie trusses w/ gypsum board directly attached), or flooring (ie floor joists with substrates on top). This also includes built-in elements such as desking, counters, etc. These are elements that should a change occur, it may require demolition, re-construction, and may have limited capabilities for easy utility re-routing.

Flexible builds provide the element of change without having to do a lot of construction. The flexibility is dependent on product innovation. It may be a more expensive option to implement at first, but the lifetime cost may be beneficial to the client should be end use sees a lot of shifting/movement.

Flooring can be flexible whether it be by function or design

There are products available that allow the finish floor to be elevated off the subfloor. It tends to function like an acoustic ceiling tile and grid system with a structural frame and tiles to inset. This is an excellent option for routing IT or electrical wiring for offices as it does away with traditional wire chases running along walls or up in the ceiling. Some products allow for a higher elevation so that the space in between becomes a plenum for mechanical runs. Tiles that are set in the elevated system can have diffusers for air flow. Some important details when utilizing these products include final ceiling height and how it will interact with traditional construction (ie doors). However, if in an open office area, if the layout changes, tiles can be removed/reinstalled, and utilities re-routed with ease and less downtime.

Walls can be assembled utilizing modular construction

There are many manufacturers that offer products that allow spaces to be reconfigured easily without causing massive downtime. These include room partitions, movable walls, and even workstation walls.
- There are many types of room partitions. These are usually integrated into traditional construction as many of these partitions require housing pockets and more importantly, structural support. These systems allow for larger spaces to be divided into functional end uses as needed without having to construct permanent separation. For example, schools may use this option to create smaller “classroom” spaces that may be able to open to each other for collaboration purposes.
- Movable wall systems are freestanding elements that create separation. These are typically created by modular frames to help aid the changes that may occur. They can have an acoustic quality and look like a traditional wall with paint or wallcovering finish or look like a glazing system with door inserts. These walls have the capability of housing electrical and IT utilities. Given the name of being movable, this system allows for rooms to shrink/grow, change orientation (like a door being moved to another location in the framework), or even be relocated somewhere else all together without major construction. It is important to note that movable wall systems integrate with traditional or flexible builds in different ways, especially with ceilings. For example, if the top of the movable walls do not engage with the ceiling above, the anticipation for construction is less (utilities may be re-routed in an acoustic ceiling tile and grid system to coordinate with the change).

Workstations are often tied to the furnishings that create the space. However, it can have ties to traditional build if the function is temporary in use by multiple people.

Flexibility is accomplished by workstation products (aka modular or cubicles as a dated term). Akin to the movable wall system, changes can be made without evoking major construction. There are a range of products available with many finish and dimensional options; they can be tailored to the end user at a macro and micro level.
- Macro Level: The workstations can be laid out in an open area. Given that the partitions are furniture, they can be moved as required to fit the function of the space. It is important to note that even though the panels are not attached to the architecture of the building, attention needs to be made for the power and data runs to the workstation panels.
- Micro Level: Customizability occurs at this level within the workstation through modularity. Elements can include desking options, storage capabilities, communications, task lighting, etc. A base layout of the workspace can be created for the office, but elements may be added or modified to suit the function.
- A benefit is that given this is furniture, it can be taken with the client should the client move elsewhere.
A traditional build that promotes flexibility is using “hotel” workstations. The desking might be stationary; countertop attached to wall with elements built-in like cabinetry. This is a good option if the overall space is not going to change, the number of stations accounting for the number of people anticipated for use (with future use in mind).

Some elements of flexible build are deemed “traditional” given the usage in design; it has become common place.

For example, look up. If in a commercial space, it is quite likely that acoustic ceiling tiles and grid are above. Obviously, a great solution for acoustics; it is flexible in the fact that it allows for re-rerouting or access of utilities without major construction compared to a gypsum board ceiling. It can come in various colors to evoke a mood, finishes for style and acoustic needs, and inserts, like decorative embossed panels, which can be changed out as needed.
Carpet tiles have been in existence since the 1950’s. It is a product that has become common place in the industry and an install by adhesives or suction. The flexibility of the product is that if damage were to occur to the carpet (ie circulation path wear and tear or staining), tiles can be replaced without having to take out the entire carpeted area. Beyond repair, carpet tiles also work well with elevated floor systems as they can be removed as required and replaced.

3F30 had the pleasure of working with a healthcare facility in which programming and build type were important factors to the client. The client purchased a building, with the help of 3F30 in the decision process, and looked to optimize its space to suit its many functions. We had meetings discussing programming. What worked (or didn’t) for them in the past at their former facility and how would they like to see it be in the future? We took the information, generated a schematic plan and conducted a charette with all their staff that addressed options and items discussed in the initial programming meeting. Looking at other health care facilities in the region of the same nature, it was found that workstations and open offices were utilized. However, our client experienced this at their previous location. It proved to be an issue due to sound and the constant moving of spaces was cumbersome and not efficient for their function. When noting the use of movable wall systems, it was not an option the client would like to venture as it did not solve their previous issue. We designed traditional build office spaces to address this issue, including a few extra for future employment and departmental moves. Within the offices, beyond the carpet tile or acoustic ceiling tile, flexibility came with the use of workstation furniture, suited for each function and job title. In another area of the facility, we created an open office using built-in workstations along the perimeter as this location was not going to change function in the future and it allows for “hotel” capabilities for visiting practitioners. Within individual departments, some general meeting spaces, and some private individual spaces, were incorporated to allow for flexibility to accomplish departmental tasks.

Determination of what type of build can aid the clients’ programming requirements. 3F30 can help coordinate function relationships and space allocation leading to a successful design for end use.